Senibong Cove: the most expensive
landed square foot in Johor Bahru
Senibong Cove：
新山每平方尺最贵的有地住宅
208 waterfront acres by Walker Corporation, one of Australia’s largest private developers. A working marina, roughly 2 km of boardwalk, and homes built on and around the waters of Sungai Lunchu. Registered sales here transact at RM724 per square foot — higher than Horizon Hills, higher than Bukit Indah, higher than anything else in this series. This page explains what that premium actually buys, and where it does not hold up. 208 英亩滨水土地，开发商是澳洲最大私人发展商之一的 Walker Corporation。有运作中的游艇码头、约 2 公里海滨步道，房子就建在 Sungai Lunchu 的水岸上。这里的登记成交价是 每平方尺 RM724 —— 高过 Horizon Hills、高过 Bukit Indah，高过本系列任何一个区。这一页说明这笔溢价买到什么，以及它在哪里站不住脚。
© Megnitute · CC BY 3.0 · Wikimedia CommonsSenibong Cove in 30 seconds30 秒看懂 Senibong Cove
- What it is: a 208-acre gated waterfront community on Sungai Lunchu, east of Johor Bahru city near Permas Jaya. Developed by Australia’s Walker Corporation, landed phases largely completed around 2016. Around 5,000 residences, a marina, and about 20,000 sq m of boutique retail along a 2 km boardwalk. 它是什么：位于新山市区东侧、近 Permas Jaya 的 Sungai Lunchu 水岸，208 英亩门禁滨水社区。由澳洲 Walker Corporation 开发，有地期数约在 2016 年完工。约 5,000 户住宅、一座游艇码头，以及沿 2 公里海滨步道约 2 万平方米的精品零售。
- The number that defines it: registered landed sales between October 2024 and September 2025 had a median of RM1,850,000 at RM724 psf. Against a launch price of roughly RM460 psf around 2016, that is about +57% on a per-square-foot basis. 定义它的数字：2024 年 10 月至 2025 年 9 月的登记有地成交，中位 RM1,850,000、每尺 RM724。相较 2016 年前后约 RM460 的开盘每尺价，等于约 +57%。
- Eight named precincts: Hills Residences, Isola Grandeur, Isola Mansions, Isola Villas, Lagoon Residences, Waterway Residences, The WaterEdge Residences and The WaterEdge Apartments. Built-ups run roughly 2,400 to 5,134 sq ft. 八个分区：Hills Residences、Isola Grandeur、Isola Mansions、Isola Villas、Lagoon Residences、Waterway Residences、The WaterEdge Residences 与 The WaterEdge Apartments。建筑面积约 2,400 至 5,134 平方尺。
- It faces the wrong way for the Second Link — deliberately. Every other premium address in this series sits west, aimed at Tuas. Senibong Cove sits east, closer to the Causeway and JB city. If your crossing is the Causeway, this is the premium address built for you. 它的朝向和二关相反 —— 而且是刻意的。本系列其他高端地段都在西边、对着 Tuas。Senibong Cove 在东边，离长堤与新山市区更近。如果你过的是长堤，这是为你而建的高端门牌。
- The honest catch: only 18 landed sales were recorded in a twelve-month window — a very thin market. The recorded median of RM1.85m sits just below Johor’s RM2m foreign-ownership floor, so eligibility is decided unit by unit. And you are paying marina prices in a district whose neighbours are industrial. 诚实提醒：十二个月内只有 18 笔有地成交 —— 市场非常薄。RM185 万的中位价 刚好低于 柔佛给外籍买家设的 RM200 万门槛，所以资格要逐户判断。而且你付的是游艇码头的价钱，隔壁却是工业区。
Permas Jaya, Kampung Senibong, and the cove behind the gatePermas Jaya、Senibong 渔村，与闸门后的海湾
The first image is the most useful thing here: Senibong Cove sits directly beside Kampung Senibong, a working seafood village. A RM6 million waterfront bungalow and a kampung seafood restaurant share the same shoreline. That juxtaposition is the real character of this address, and no brochure will show it to you. 第一张图是这里最有用的东西：Senibong Cove 就紧挨着 Kampung Senibong —— 一个仍在运作的海鲜渔村。一栋 RM600 万的滨水别墅与一间甘榜海鲜楼共用同一段海岸线。这种并置才是这个门牌的真实性格，而宣传册不会给你看。
People who wanted water, and were willing to pay RM724 a foot for it要水景、并且愿意为它付每尺 RM724 的人
Johor Bahru has plenty of gated estates. It has almost no residential addresses on navigable water. That scarcity, not the finishes, is what the premium is priced on.新山有很多门禁社区，但几乎没有建在可通航水域上的住宅门牌。这笔溢价定价的基础是这份稀缺，不是装修。
The boat owner船主
A marina inside the community, on the waters of Sungai Lunchu. For a certain buyer the berth is not an amenity — it is the entire reason, and it is why they will not consider Horizon Hills at any price.社区内就有码头，位于 Sungai Lunchu 水域。对某一类买家，泊位不是配套 —— 而是全部理由，也是为什么他们无论什么价钱都不会考虑 Horizon Hills。
The Causeway commuter长堤通勤族
Every other premium township in this series is west, aimed at Tuas. Senibong Cove is east. For someone whose office is in central or eastern Singapore and who crosses at the Causeway, this is the only high-end gated option on the correct side of the city.本系列其他高端镇区都在西边、对着 Tuas。Senibong Cove 在东边。如果你的办公室在新加坡市中心或东部、走的是长堤，这是城市正确一侧唯一的高端门禁选择。
The expatriate tenant外派租客
Waterfront, gated, guarded and close to the city — an easy brief for a relocation agent to fill. Built-ups of 2,400 to 5,134 sq ft suit a family posting rather than a single expatriate.临水、门禁、有保安、离市区近 —— 对搬迁顾问来说是很好交差的条件。2,400 至 5,134 尺的建筑面积，适合举家外派而非单身外派。
The upgrader from Permas JayaPermas Jaya 升级客
Permas Jaya has been an established JB address for decades. Senibong Cove is where its successful families move without leaving the district, the schools, or the family they still visit on Sundays.Permas Jaya 做为新山的成熟门牌已有数十年。Senibong Cove 是那里的成功家庭往上换屋的地方 —— 不必离开这个区、这些学校，也不必远离周日还要探望的家人。
A Saturday at Senibong CoveSenibong Cove 的一个星期六
Two worlds share one shoreline here, and living well in Senibong Cove means being comfortable with both.这里有两个世界共用一段海岸线 —— 在 Senibong Cove 住得舒服，前提是你对两边都自在。
Boardwalk. Roughly 2 km of it, on the water, before the heat arrives. This is the amenity residents actually use daily — more than the marina, more than the retail.海滨步道。约 2 公里，沿水而行，赶在热起来之前。这是住户真正天天在用的配套 —— 比码头、比零售都常用。
The marina. Sungai Lunchu opens to the strait, and on a clear morning Singapore is visible across the water. Very few Malaysian addresses can say that from a residential jetty.码头。Sungai Lunchu 通向海峡，天气好的早上，隔水就能望见新加坡。能从自家住宅码头说这句话的马来西亚门牌，非常少。
Lunch at Kampung Senibong, the seafood village next door. Plastic chairs, live tanks, a fraction of the price of anything inside the gate. The contrast is jarring the first time and then becomes the reason people love living here.午餐去隔壁的 Kampung Senibong 海鲜村。塑料椅、活鱼缸，价钱是闸内任何一家的零头。这种反差第一次会让人错愕，之后会变成大家喜欢住这里的理由。
Permas Jaya for errands — AEON, Econsave, Permas Square, banks, clinics. It is a mature district and everything works, which is more than can be said for some newer townships in this series.到 Permas Jaya 办事 —— AEON、Econsave、Permas Square、银行、诊所。这是个成熟区，一切都运作正常 —— 这一点，本系列某些更新的镇区反而做不到。
City lights. JB city centre and the Causeway are 10 to 20 minutes away depending on traffic — genuinely close, and the single strongest practical argument for this address over the western townships.市区灯火。新山市中心与长堤在 10 至 20 分钟车程内（视路况），确实很近 —— 这是这个门牌胜过西部镇区最实在的一点。
Quiet, gated, guarded. Also worth saying plainly: the wider Permas Jaya area includes an industrial belt. Drive the approach roads at different hours before you commit — the estate is insulated, the district is not.安静、有闸、有保安。但也要直说：Permas Jaya 一带包含工业带。下定之前，请在不同时段开一遍联外道路 —— 社区内是隔绝的，整个区不是。
East side — the Causeway address, not the Second Link one东侧 —— 这是长堤门牌，不是二关门牌
Senibong Cove sits on Sungai Lunchu beside Kampung Senibong, on the eastern flank of Johor Bahru near Permas Jaya. This is the mirror image of Horizon Hills, Leisure Farm and Bukit Indah: it is close to the city and the Causeway, and comparatively far from the Second Link. Senibong Cove 位于 Sungai Lunchu 水岸、Kampung Senibong 旁，在新山东翼、近 Permas Jaya。这是 Horizon Hills、Leisure Farm 与 Bukit Indah 的镜像：它靠近 市区与长堤，离二关相对远。
Which side of the city you cross at should decide which half of this series you read. That single fact matters more than any amenity list.你从城市哪一侧过关，应该决定你读本系列的哪一半。这一点比任何配套清单都重要。
| Destination目的地 | Drive车程 |
|---|---|
| Permas Jaya town / AEON | 5–10 min |
| Kampung Senibong seafood | 2–5 min |
| JB City Centre / CIQ 长堤 | 10–20 min |
| RTS Link (Bukit Chagar) | 10–20 min |
| Bandar Seri Alam | 15–20 min |
| Pasir Gudang | 20–30 min |
| Senai International Airport | 35–45 min |
| Tuas Second Link 二关 | 30–40 min |
A mature district doing the heavy lifting靠一个成熟城区撑起来的便利
Senibong Cove itself is residential. Everything practical happens in Permas Jaya next door — which has been an established Johor Bahru address for decades and works accordingly.Senibong Cove 本身是纯住宅。所有实务上的事都发生在隔壁的 Permas Jaya —— 那里作为新山的成熟门牌已数十年，运作也确实成熟。
Roads & crossings道路与关卡
Access via Permas Jaya and the Pasir Gudang Highway corridor. The Causeway and JB city centre are 10 to 20 minutes; the Second Link is 30 to 40.经 Permas Jaya 与巴西古当大道走廊进出。长堤与新山市中心 10 至 20 分钟；二关 30 至 40 分钟。
Schools学校便利
Permas Jaya has long-established national and Chinese primary schools. But be clear: the international-school cluster in this state is at EduCity in Iskandar Puteri, on the far western side — 45 minutes to an hour away. If international schooling drives your decision, the western townships in this series answer it better. Permas Jaya 有成熟的国小与华小。但要讲清楚：柔佛的国际学校群聚在西边远端的 Iskandar Puteri EduCity，距此 45 分钟至一小时。如果国际学校是你的决定因素，本系列西边那几个镇区答得更好。
Medical & retail医疗与零售
This is where the eastern location pays. Being close to JB city means specialist hospitals are 15 to 25 minutes, not 35 to 45 as they are from the western estates.这是东侧位置回本的地方。靠近新山市区，意味着私立专科医院在 15 至 25 分钟内，而不是西部社区的 35 至 45 分钟。
What RM724 a square foot actually buys每平方尺 RM724，到底买到什么
That is 46% above Horizon Hills and 57% above Bukit Indah on a per-foot basis. Six things account for it — and one of them is simply that nowhere else in Johor Bahru can offer this.以每尺计，这比 Horizon Hills 高 46%、比 Bukit Indah 高 57%。以下六点解释这个溢价 —— 其中一点很简单：新山没有别的地方提供得了。
A marina you can actually berth at真的能停船的码头
Built on and around the waters of Sungai Lunchu, with a marina and roughly 2 km of boardwalk. Johor Bahru has gated estates by the dozen and almost no residential addresses on navigable water. Scarcity, not specification, sets this price. 建在 Sungai Lunchu 水域之上与周边，设有游艇码头与约 2 公里海滨步道。新山的门禁社区数以十计，但建在可通航水域上的住宅门牌几乎没有。定价的是稀缺性，不是规格。
An Australian developer, not a local one澳洲发展商，不是本地的
Masterplanned by Walker Corporation, one of Australia’s largest private property developers, and built to a waterfront-community template they had already executed at home. The landscaping, road hierarchy and water treatment read differently from a typical JB township because they were drawn by people solving a different problem. 由澳洲最大私人发展商之一的 Walker Corporation 主导规划，套用他们在本国已经做过的滨水社区模式。景观、道路层级与水体处理的感觉与典型新山镇区不同，因为画图的人在解一个不同的题。
+57% per square foot since launch开盘至今每尺 +57%
Launch pricing was around RM460 psf when the landed phases completed circa 2016. Registered sales to September 2025 median RM724 psf. That is roughly +57% on a per-foot basis over about nine years — a verifiable track record rather than a projection. 2016 年前后有地期数完工时，开盘价约 每尺 RM460。截至 2025 年 9 月的登记成交中位为 每尺 RM724。约九年间每尺涨约 57% —— 这是可查证的实绩，不是预测。
The only premium address on the east side东侧唯一的高端门牌
Horizon Hills, Leisure Farm, Ledang Heights, Emerald Bay — all west, all aimed at the Second Link. If you cross at the Causeway, or work in central Johor Bahru, Senibong Cove is effectively the only gated waterfront option on your side of the city. Horizon Hills、Leisure Farm、Ledang Heights、Emerald Bay —— 全在西边，全对着二关。如果你走 长堤，或在新山市中心上班，Senibong Cove 实际上是你这一侧唯一的门禁滨水选择。
Closest in this series to the RTS本系列离 RTS 最近
Bukit Chagar is 10 to 20 minutes by car. Every western estate in this series is 30 to 55. When the RTS Link opens, this is the only premium gated address in the series with a credible claim to it. Bukit Chagar 开车 10 至 20 分钟。本系列西边所有社区都要 30 至 55 分钟。RTS 通车后，这是本系列唯一能站得住脚地谈论 RTS 的高端门禁门牌。
Freehold, gated, and finished永久地契、门禁、且已建成
The landed phases completed around 2016. Landscaping is mature, the community is settled, and what you view is what you get — no phase-two rendering to trust. Eight named precincts with built-ups from roughly 2,400 to 5,134 sq ft. 有地期数约在 2016 年 完工。绿化成熟、社区稳定，你看到什么就是什么 —— 不必相信第二期的效果图。八个分区，建筑面积约 2,400 至 5,134 平方尺。
And the parts nobody puts in the brochure以及宣传册不会写的部分
🏠 If you already live in Johor如果你本来就住在柔佛
✈️ If you’re buying from outside Malaysia如果你人在马来西亚以外
Eight precincts, one shoreline八个分区，一段海岸线
Hills Residences, Isola Grandeur, Isola Mansions, Isola Villas, Lagoon Residences, Waterway Residences, The WaterEdge Residences and The WaterEdge Apartments. How close a precinct sits to the water is the main driver of price here — more than size, more than age. Two Street View panoramas exist on the approach roads; the gated interior has none. Hills Residences、Isola Grandeur、Isola Mansions、Isola Villas、Lagoon Residences、Waterway Residences、The WaterEdge Residences 与 The WaterEdge Apartments。在这里，离水多近是价格的主要驱动因素 —— 比面积、比屋龄都重要。联外道路上有两幅街景可用；门禁内没有。
| Precinct分区 | Product产品 | Water frontage临水 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Isola Villas | Villas / bungalows别墅／独立式 | Prime首排 | Usually yes通常可以 |
| Isola Grandeur | Large villas大型别墅 | Prime首排 | Usually yes通常可以 |
| Isola Mansions | Large villas大型别墅 | Prime首排 | Usually yes通常可以 |
| Waterway Residences | Link & semi-detached homes连排与半独立式 | On the waterway临水道 | Unit-dependent视单位而定 |
| Lagoon Residences | Link & semi-detached homes连排与半独立式 | On the lagoon临潟湖 | Unit-dependent视单位而定 |
| The WaterEdge Residences | Homes住宅 | Water-edge水岸 | Unit-dependent视单位而定 |
| Hills Residences | Homes on higher ground高地住宅 | Set back非首排 | Usually no通常不行 |
| The WaterEdge Apartments | Strata apartments分层公寓 | Water-edge水岸 | RM1m strata floor applies适用分层 RM100 万门槛 |
Three tiers, and the RM2 million line runs through the middle三个层级，而 RM200 万那条线从中间穿过
Recorded landed sales October 2024 – September 2025 ranged RM1,380,000 to RM2,730,000, median RM1,850,000 at RM724 psf. Where a unit falls in that range decides whether a foreign passport can buy it. 2024 年 10 月至 2025 年 9 月的登记有地成交，区间 RM1,380,000 至 RM2,730,000，中位 RM1,850,000、每尺 RM724。一个单位落在这个区间的哪个位置，决定了外国护照能不能买它。
Link & terrace homes连排与排屋
Semi-detached半独立式
Waterfront villas & bungalows滨水别墅与独立式
Big community, very small resale market大社区，非常小的二手市场
The highest landed psf in this series本系列最高的有地每尺价
RM460 psf at launch → RM724 psf recorded开盘每尺 RM460 → 登记成交每尺 RM724
About +57% per square foot over roughly nine years. That is a real, checkable record — but read it alongside the 18-sales-a-year figure above. High price growth on very low volume is a different proposition from high growth on deep volume, and it should change how long you plan to hold. 约九年间每尺涨约 57%。这是真实、可查证的纪录 —— 但请和上面「一年 18 笔」的数字一起读。在极低成交量上的高涨幅，与在高成交量上的高涨幅，是两回事，它应该改变你对持有期的规划。
RM1.38m to RM2.73m recorded; listings to RM6.5m登记成交 RM138 万至 RM273 万；挂牌至 RM650 万
Only 18 landed transactions were recorded in the twelve months to September 2025. With a sample that small, individual sales move the median — treat these as orientation, not valuation. 截至 2025 年 9 月的十二个月内，只有 18 笔有地登记成交。样本这么小，单笔成交就会拉动中位数 —— 请把这些当方位参考，不是估值。
| Type类型 | Price range价格区间 | Monthly rent月租 | Foreign buyer?外籍可买？ |
|---|---|---|---|
| Link & terrace homes连排与排屋 | RM1.38m – 1.9m | RM4,000 – 6,000 | No不行 |
| Semi-detached半独立式 | RM1.9m – 2.73m | RM6,000 – 9,000 | Unit by unit逐户判断 |
| Waterfront villa / bungalow滨水别墅／独立式 | RM2.5m – 6.5m | RM9,000 – 18,000 | YES可以 |
| All landed, recorded median全部有地，登记中位 | RM1,850,000 RM724 psf · 18 sales | — | Median sits below RM2m中位低于 RM200 万 |
The highest psf in the series, on the thinnest volume本系列最高的每尺价，建立在最薄的成交量上
Both halves of that sentence are true, and a buyer needs both. Source: registered transaction records via brickz.my and NAPIC.这句话的两半都是真的，而买家两半都需要知道。来源：brickz.my 与 NAPIC 的登记成交纪录。
The full recorded range完整登记区间
Every landed sale recorded between October 2024 and September 2025 fell between RM1,380,000 and RM2,730,000, with the median at RM1,850,000. Note where Johor’s RM2 million foreign-ownership floor cuts through this range — it is why the eligibility question on this page has to be answered unit by unit. 2024 年 10 月至 2025 年 9 月间的每一笔有地登记成交，都落在 RM1,380,000 至 RM2,730,000 之间，中位为 RM1,850,000。留意柔佛的 RM200 万外籍门槛切进这个区间的位置 —— 这就是为什么这一页的购买资格必须逐户回答。
Residential price per square foot, year by year住宅每尺价 · 逐年
This chart plots median price per square foot. Median transacted price would tell you more about which houses sold than about what the market did. Under each year is the number of registered sales supporting that point — years resting on fewer than ten are left off the line entirely.这张图画的是中位每尺价。中位成交价告诉你的是「那一年卖掉哪些房子」，而不是「市场发生了什么」。每个年份下方是支撑该点的登记成交笔数 —— 不足十笔的年份直接不上线。
PRICE_INDEX 阵列加一行，格式 {q:"2026 Q1", median:435, n:12}（median 填每尺价，不是总价；n 填笔数）。做满两年，这一页就会变成「Senibong Cove 价格指数」的事实来源 —— 媒体、买家与 AI 搜索引擎会引用你，而不是引用挂牌网站。💡 加
?draft=1 到网址后面，就能看到本页所有黄色待办备注；一般访客看不到。Here, the threshold cuts through the middle of the estate在这里，那道门槛从社区中间切过
Johor bars non-citizens from landed property below RM2 million. At Horizon Hills that line sits below most of the stock. At Senibong Cove it sits above the median — which changes how you have to shop here. 柔佛禁止非公民购买 RM200 万 以下的有地住宅。在 Horizon Hills，这条线低于多数存量。在 Senibong Cove，它 高于中位价 —— 这改变了你在这里挑房的方式。
Monthly repayment每月供款
Defaults set to the recorded median of RM1,850,000.预设值为登记中位成交价 RM1,850,000。
And how much cash do I need up front?那我到底要准备多少现金？
Itemised, for citizens and foreign buyers. Default set to RM2.5m — a unit that actually clears the foreign threshold.逐项列出，公民与外籍买家皆有。预设 RM250 万 —— 一个真正跨过外籍门槛的单位。
The recorded median here, RM1,850,000, sits below Johor’s RM2 million minimum for non-citizens. Some units clear it, most do not. On top of price you pay a flat 8% transfer stamp duty (from 1 January 2026), a Johor state consent fee of 3% of valuation, minimum RM30,000, and wait one to three months for consent; banks cap foreign lending at 60–70% LTV. Together roughly 12–15% above the price, before the down payment. 这里的登记中位价 RM1,850,000 低于 柔佛对非公民设的 RM200 万门槛。有些单位跨得过，多数跨不过。价格之外还要付 统一 8% 转让印花税（2026 年 1 月 1 日起）、柔佛州同意书费 估价 3%、最低 RM30,000，并等待 一至三个月 的同意书；银行对外籍贷款成数上限 60–70%。合计约在价格之上再加 12–15%，且尚未计首付。
Send me the specific unit and I will confirm whether it clears the threshold before you spend anything on it. 把具体单位发给我，我在你花任何钱之前先确认它跨不跨得过门槛。
Tell me your passport and whether you need water frontage.告诉我你的护照，以及你要不要临水。
At Senibong Cove those two answers narrow the list faster than budget does.在 Senibong Cove，这两个答案比预算更快地把名单缩到该有的范围。
A genuinely scarce product, in a genuinely thin market真正稀缺的产品，在一个真正薄的市场里
✓ Strengths优势
- A marina and 2 km of boardwalk. Johor Bahru has almost no residential addresses on navigable water. This one is not replicable.游艇码头与 2 公里海滨步道。新山几乎没有建在可通航水域上的住宅门牌。这一点无法复制。
- +57% per square foot since launch — RM460 psf around 2016 to RM724 psf recorded in 2025. A checkable record, not a projection.开盘至今每尺 +57% —— 2016 年前后约 RM460，2025 年登记成交 RM724。可查证的实绩，不是预测。
- The only premium gated address on the east side, and closest in this series to JB city, the Causeway and the RTS terminus.东侧唯一的高端门禁门牌，也是本系列离新山市区、长堤与 RTS 终点站最近的一个。
- Walker Corporation masterplan — an Australian waterfront template rather than a local one, and it shows in the layout.Walker Corporation 的总规划 —— 澳洲滨水社区模式而非本地模式，在布局上看得出来。
- Finished and settled since around 2016. Mature landscaping, no phase-two promises to believe in.约 2016 年起已建成并稳定。绿化成熟，没有第二期的承诺需要你相信。
△ Things to weigh需要权衡的
- Only 18 landed sales in twelve months. Horizon Hills does roughly 205 a year. Exit is slow, and comparables are scarce when you need a valuation.十二个月只有 18 笔有地成交。Horizon Hills 一年约 205 笔。脱手慢，需要估价时可比标的也少。
- The median unit is closed to foreign buyers. At RM1,850,000 it sits below Johor’s RM2m floor. Every title must be checked individually.中位价的单位外籍买不了。RM1,850,000 低于柔佛的 RM200 万门槛。每一笔地契都必须逐笔核查。
- Highest psf in the series. You are paying RM724 a foot in a district where the surroundings include an industrial belt and a kampung. Visit before you decide how you feel about that.本系列最高的每尺价。你在一个周边有工业带与甘榜的区里付每尺 RM724。请亲自去一趟，再决定你对这件事的感受。
- International schools are 45–60 minutes away at EduCity. If schooling drives your decision, the western estates answer it far better.国际学校在 45–60 分钟外的 EduCity。如果学校是你的决定因素，西部社区答得好得多。
- Waterfront maintenance is expensive and gets more so with age. Ten years in, ask for the fee history and the sinking fund balance before you offer.滨水设施维护昂贵，且随年份增加。建成十年，出价前请索取费用调涨纪录与储备金余额。
Senibong Cove FAQSenibong Cove 常见问题
How much does a house at Senibong Cove cost?Senibong Cove 的房子多少钱？
Registered transaction data shows 18 landed sales at Senibong Cove between October 2024 and September 2025, with a median price of RM1,850,000 at RM724 per square foot and a range from RM1,380,000 to RM2,730,000. Current listings for waterfront bungalows run from about RM2.15 million to RM6.5 million. At RM724 per square foot this is the highest landed price per square foot of any township covered in this series. 登记成交资料显示，Senibong Cove 在 2024 年 10 月至 2025 年 9 月间共 18 笔有地成交，中位价 RM1,850,000、每平方尺 RM724，区间从 RM1,380,000 至 RM2,730,000。目前滨水独立式的挂牌价约 RM215 万至 RM650 万。以每尺 RM724 计，这是本系列所有区域中最高的有地每尺价。
Who developed Senibong Cove?Senibong Cove 是谁开发的？
Senibong Cove was developed by Walker Corporation, one of Australia’s largest private property developers. The masterplanned community covers 208 acres of waterfront in Johor Bahru, with around 5,000 residences, a marina and roughly 2 km of boardwalk linking about 20,000 square metres of boutique retail. The landed phases were largely completed around 2016. Senibong Cove 由澳洲最大私人产业发展商之一的 Walker Corporation 开发。该总规划社区占地 208 英亩滨水土地，位于新山，规划约 5,000 户住宅、一座游艇码头，以及约 2 公里海滨步道串连约 2 万平方米的精品零售。有地期数约在 2016 年完工。
Does Senibong Cove have a marina?Senibong Cove 有游艇码头吗？
Yes. Senibong Cove is built on and around the waters of Sungai Lunchu and includes a marina, with roughly 2 km of boardwalk through the development. It is one of very few residential addresses in Johor Bahru where a home can sit directly on navigable water. 有。Senibong Cove 建于 Sungai Lunchu 水域之上及周边，设有游艇码头，社区内有约 2 公里海滨步道。它是新山极少数住宅可直接临可通航水域的门牌之一。
Can foreigners buy at Senibong Cove?外国人可以买 Senibong Cove 吗？
Johor sets a RM2 million minimum purchase price on landed residential property for non-citizens. At Senibong Cove the recorded median of RM1,850,000 sits just below that line, so eligibility is decided unit by unit rather than across the whole development: larger semi-detached homes and waterfront bungalows generally clear RM2 million while smaller units do not. State Authority consent is required per transaction, non-citizens pay a flat 8 percent transfer stamp duty from 1 January 2026, and Johor charges a state consent fee of 3 percent of valuation with a RM30,000 minimum. 柔佛对非公民购买有地住宅设有 RM200 万最低价门槛。Senibong Cove 的登记中位价 RM1,850,000 刚好低于这条线，因此购买资格须逐户判断而非整个社区一概而论：较大的半独立式与滨水独立式一般跨过 RM200 万，较小的单位则不跨。每笔交易需州政府同意书；自 2026 年 1 月 1 日起非公民转让印花税为统一 8%；柔佛州同意书费为估价的 3%，最低 RM30,000。
What precincts are there at Senibong Cove?Senibong Cove 有哪些分区？
The development comprises Hills Residences, Isola Grandeur, Isola Mansions, Isola Villas, Lagoon Residences, Waterway Residences, The WaterEdge Residences and The WaterEdge Apartments. Built-up areas for houses range from about 2,400 to 5,134 square feet. 该项目包含 Hills Residences、Isola Grandeur、Isola Mansions、Isola Villas、Lagoon Residences、Waterway Residences、The WaterEdge Residences 与 The WaterEdge Apartments。各住宅建筑面积约 2,400 至 5,134 平方尺。
How far is Senibong Cove from Singapore?Senibong Cove 距新加坡多远？
Senibong Cove sits on the eastern side of Johor Bahru near Permas Jaya, roughly a 10 to 20 minute drive from the Johor Bahru city centre and the Causeway checkpoint depending on traffic, and around 30 to 40 minutes from the Tuas Second Link. It is closer to the Causeway than to the Second Link, the opposite of the western townships in this series. Senibong Cove 位于新山东侧、近 Permas Jaya，视路况距新山市中心与长堤关卡约 10 至 20 分钟车程，距 Tuas 二关约 30 至 40 分钟。它离长堤比离二关近 —— 与本系列西部镇区正好相反。
What tax do I pay when I sell property in Malaysia?在马来西亚卖房要付什么税？
Real Property Gains Tax, charged on the gain rather than the sale price. Malaysian citizens and permanent residents pay 30 percent for disposals in years 1 to 3, 20 percent in year 4, 15 percent in year 5, and 0 percent from year 6 onward. Non-citizens pay 30 percent for years 1 to 5 and 10 percent from year 6, which is a permanent floor. 产业盈利税（RPGT），按获利而非售价课征。马来西亚公民与永久居民：第 1 至 3 年 30%、第 4 年 20%、第 5 年 15%，第 6 年起 0%。非公民：第 1 至 5 年 30%，第 6 年起 10%，且为永久底线。
The psf comparison, and what it hides每尺价对比，以及它掩盖了什么
Senibong Cove leads on price per square foot and trails badly on volume. Both facts belong in the same table.Senibong Cove 在每尺价上领先，在成交量上远远落后。这两件事应该放在同一张表里看。
| Area区域 | Median psf中位每尺 | Median price中位价 | Volume成交量 | Crossing过关方向 |
|---|---|---|---|---|
| Senibong Cove | RM724 | RM1,850,000 | 18 /yr／年 | Causeway长堤 |
| Horizon Hills | RM498 | RM1,080,000 | ~205 /yr／年 | Second Link二关 |
| Taman Bukit Indah | RM460 | RM610,000 | ~360 /yr／年 | Second Link二关 |
| Taman Mutiara Rini | RM371 | RM620,000 | ~174 /yr／年 | Second Link二关 |
| Leisure Farm | RM361 | RM709,000 | ~23 /yr／年 | Second Link二关 |
| Taman Perling | RM288 | RM480,000 | ~142 /yr／年 | Second Link二关 |
Send me the unit. I’ll tell you if you can buy it.把单位发给我，我告诉你能不能买。
On this estate that is not a formality — the median unit sits below the foreign-ownership threshold and the one next door may not. I check the title before you spend anything on it. 在这个社区，这不是走形式 —— 中位价的单位低于外籍持有门槛，而隔壁那一间可能不是。在你为它花任何钱之前，我先查地契。